24/5275

Permission for: a) the construction of 2 no. semi-detached and 1 no. detached dwellings (3 dwellings in total) in lieu of 3 permitted serviced sites "no. 27, 28 & 29 The Gardens", b) all associated site works. The proposed development is a change of plan from that originally permitted under Cork County Council Ref. 16/7217 and extended under Ref. 22/4692.

Refused

Core Refusal Reason

The application was refused due to misleading public notices, material contravention of zoning objective PW-R-02, and adverse impacts on residential and visual amenities.

Decision Maker's Conclusion

  • The public notices and development description were deemed inaccurate and misleading, failing to comply with the Planning and Development Regulations 2001.
  • The proposal materially contravenes zoning objective PW-R-02 of the Cork County Development Plan 2022 by omitting serviced sites permitted under a previous grant.
  • The applicant failed to demonstrate that the elevated dwellings would not result in significant overlooking, overshadowing, or visual obtrusion for neighboring properties at Hillcrest and The Brambles.

Cited Policies (CDP)

PW-R-02

Decision Document Summary

The proposal sought permission for the construction of three dwellings (two semi-detached and one detached) at Harbour Heights, Passage West, Co. Cork, to replace three previously permitted serviced sites. The Planning Authority refused the application on four grounds: the public notices were considered misleading to the public; the development materially contravened the specific zoning objective PW-R-02 for the area; the proximity and level differences posed a threat to the residential amenity ...
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